It is is a decade since I acquired my property in Hatfield. Conveyancing solicitors have just been instructed on the sale but I am unable to track down the deeds. Will this cause complications?

You need not be too concerned. First there is a chance that the deeds will be retained by your mortgage company or they may stored with the conveyancers who handled the purchase. Secondly in most cases the title will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors obtaining current official copies of the land registers. Almost all conveyancing in Hatfield involves registered property but in the rare situation where your property is not registered it is more tricky but is resolvable.

What is the difference between a licensed conveyancer and conveyancing solicitor in Hatfield

There are many recorded licenced Conveyancers in Hatfield and Solicitor partnerships in Hatfield offering conveyancing It is important to make clear that the two are supervised by regulatory bodies with both specialising in the legal work in transferring property. Both can conduct other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

I have paid off my mortgage with Principality. I assume I don't need a Hatfield lawyer on the Principality panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Principality mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Principality mortgage from the register. Principality, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Principality has sent the Land Registry the discharge electronically, and
3. Principality has instructed the Land Registry to do so

I can not fathom if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Hatfield building society branch on numerous occasions and was told it does not impact the mortgage offer and they would lend. My Hatfield conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they will not lend based on their published requirements. I simply don't know who is right.

Your conveyancer has to comply with the Council of Mortgage Lenders’ Handbook Part 2 provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

My wife and I have a renovated Georgian house in Hatfield. Conveyancing lawyer acted for me and Bank of Scotland. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?

You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Hatfield and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the position with the conveyancing solicitor who conducted the conveyancing.

I decided to have a survey completed on a house in Hatfield in advance of appointing conveyancers. I have been advised that there is a flying freehold aspect to the house. The surveyor has said that some mortgage companies tend not give a loan on a flying freehold house.

It depends who your proposed lender is. Santander has different instructions for example to Nationwide. Should you wish to call us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Hatfield. Conveyancing will be smoother if you use a solicitor in Hatfield especially if they are accustomed to such properties in Hatfield.

I am a sole trader looking to take over a lease of a shop on a shopping parade. Can you recommend solicitors offering no-sale-no charges for commercial conveyancing in Hatfield for below 1500k?

We can recommend firms who have an in-depth of experience of commercial conveyancing in Hatfield, including the disposal and acquisition of businesses as well as simply premises. Whether you are looking to purchase or sell a shop, pub, restaurant, office, retail unit or a complete business we will find you the right lawyer. Regarding the fees this will depend on the structure and terms of the deal. Let us have your details or call us so that we may provide you with a detailed commercial conveyancing quote.